Department of Veterans Affairs

Office of Construction and Facilities Management (CFM)

SRE Program Training – March 2013

Commissioning Standards

Institutionalizing Best Practices

in Project Delivery

Presented by

Jerry Bauers, PE – Sebesta Blomberg

Lam Vu, PE – CFM (003C2B) 1

Definition

“Systematic process of assuring by verification and documentation, from the design phase to a minimum of one year after construction, that all building facility systems perform interactively in accordance with the design documentation and intent, and in accordance with the owner’s operational needs, including preparation of operation personnel.”

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Objectives

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“…I guess…it is a little late to bring in the commissioning agent!”

“…and you said that we did not need commissioning???”

Objectives

* Understand Tasks/Deliverables/ Responsibilities

* Understand the Standard Documents – where & what?

http://www.cfm.va.gov/TIL/

* Understand the Team Members, Responsibilities and Individual Objectives

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Objectives

* Best Practices for Collaborative Commissioning

*Management Strategies for Oversight

* Responsibility of VA to Support and Encourage Commissioning

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Objectives

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Deliver a Buildings and Building Systems that Work

Deliver Operations Team to Sustain Performance

Cx – Mandated Process

• Executive Order13423: Strengthening Federal Environmental, Energy & Transportation Management

• Executive Order 13514: Federal Leadership in Environment, Energy and Economic Performance

• VA Directive 0056 – VA Sustainable Building Program

• VA Sustainable Design & Energy Reduction Manual

• Memorandum of Understanding - Federal Leadership in High Performance and Sustainable Buildings – Guiding Principles for Fed Leadership in High Performance and Sustainable Buildings

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• Reduce Total Ownership Costs

• Improve Energy & Water Efficiency

• Safe, Healthy & Productive Built Environment

• Promote Sustainable Stewardship

Value Propositions

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Corollary Values

• Improved Operator Knowledge

• Upgraded Infrastructure

• Simplified Repair/Upgrade Process

• Energy Master Planning

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NEW BUILDING COMMISSIONING

•First Cost Avoidance *

•13% Energy Savings *

•4.2 Year Payback on Investment *

* Building Commissioning , A Golden Opportunity for Reducing Energy Costs and Greenhouse Gas Emissions , Mills, Lawrence Berkley National Laboratories, 2009

Results – National Studies

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Results – National Studies

NEW BUILDING COMMISSIONING

* First Cost Avoidance Reduce change orders Reduce Requests for Information (RFIs) Proper system/component selection Reduce contractor callbacks

* Building Commissioning , A Golden Opportunity for Reducing Energy Costs and Greenhouse Gas Emissions , Mills, Lawrence Berkley National Laboratories, 2009

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Commissioning Plan

Design Intent Document

Design Reviews Commissioning Specification

Responsibility• OPR/BOD (Performance)• Cx Plan • Cx Specification• Construction Documents

Review• Training Plan

Delivered Value• Quality Enhancement

• Operations Perspective

• Accessibility/ Maintainability

• Commission-ability

• Best Practice

Design Phase Cx Values

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Commissioning Plan

Commissioning Plan: A document that outlines the scope and defines responsibilities, processes, schedules, and the documentation requirements of the Commissioning Process

Management ToolCommissioning Agent

VA PM

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Commissioning Plan

Plan Evolves as a Management Tool

Reviewed at Each Cx Meeting Sections that Change

Commissioning Team Contacts

Elapsed Time Schedule

Pre Functional/Functional Tests

Integrated Systems Tests

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Commissioning Specifications

Specification Features

Trending & Alarming

Documentation

Training

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Commissioning Scheduling

Requirement Specified

1.13 A The Commissioning Agent will be responsible for the overall management of the commissioning process as well as coordinating scheduling of commissioning tasks with the VA and the Contractor.

1.15 B Scheduling: The Contractor will work with the Commissioning Agent and the VA to incorporate the commissioning activities into the construction schedule.

More Later

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Responsibility• Submittal Review • Cx Schedule • Site Inspections• Pre Functional Test

Support

Delivered Value• Scheduling Support

(Turnover Activities)• System Documentation (History)• Operational Inspection

(Installed Components)

• Early Issue Identification /Resolution

Construction Phase Cx Values

Commissioning Team: Construction

Commissioning Team

Construction Phase

Paragraph 7.2 Commissioning Team

Agency/Professional/ Contractor

Description

VA RE Department of Veterans Affairs Resident Engineer(s)

Technical Representative of the VA Contracting Officer responsible for project delivery

VAMC VA Medical Center Facilities Management and/or using agency

Representatives of the local VA Medical Center responsible for Facilities Operation & Maintenance, Construction Coordination and/or other VAMC departments.

A/E Architect/Engineer Design Team

Representatives of the A/E Design Team responsible for Construction Administration 18

Commissioning Team: ConstructionCommissioning Team

Construction Phase

Agency/Professional/ Contractor

Description

CxA Commissioning Agent Representatives of the independent 3rd Party Commissioning Contractor

Contractor Prime Contractor Representatives of the Prime Contractor responsible for project construction.

SC Installing Sub-Contractors and Service Providers, to include but not necessarily be limited to

Representatives of the 1st-Tier subcontractors responsible for installing systems and equipment

TAB Test and Balance Agency Representatives of the Test and Balance contractor responsible for air and water balance of HVAC systems

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Commissioning Team: Construction

Commissioning Team

Construction Phase

Agency/Professional/ Contractor

Description

DDCC Direct Digital Control System contractor

Representatives of the Control System contractor responsible for installing and programming the Direct Digital Control system

SpC Specialty Contractors Representatives of the ower tier specialty contractors responsible for installation and programming of special systems that interface with the DDC system, HVAC and/or Electrical systems. This can include independent 3rd-Party Test Agencies (e.g., NETA Qualified Testing Agents)

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Commissioning Team: Construction

Division of Responsibility

Section 7.3 Commissioning Agent Tasks

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Commissioning Meetings

Kick Off Meeting

Controls Integration Meeting

Commissioning Team Meetings

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Commissioning Meetings

Kick Off Meeting

1.Process, Goals & Objectives and Plan

2.Performance Objectives & Verification Strategies

3.Documentation Requirements

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Commissioning Meetings

Kick Off Meeting

4. Team Members

5.Communication Protocols

6.Project and Commissioning Schedules

7.Shop Drawing/Submittal Review Process

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Commissioning Meetings

Controls Integration Meeting

1. Facilitate Review of Sequences

2. Review Component Selections

3. Verify Common Understanding – Operational Strategies

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Commissioning Meetings

Commissioning Team Meetings1.Commissioning Plan Review

2.Documentation Requirements/Outstanding Issues

3.Current Commissioning Issues

4.Review Project & Commissioning Schedule

a.Progress to Date

b.Upcoming 30 Day Schedule

c.Schedule Inspections/Tests as Appropriate

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Commissioning Meetings

Commissioning Team Meetings

Estimating Required Meetings

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Commissioning Scheduling Activities

Responsibility• Submittal Review • Cx Schedule • Site Inspections• Pre Functional Test

Support

Delivered Value• Scheduling Support

(Turnover Activities)• Sub Contractor Support• Early Issue

Identification /Resolution

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Commissioning Scheduling Activities

Integrate Start Up Activities into Schedule

Influence Brick & Mortar Construction to Support Infrastructure

Plan System Start Up Activities

Initiate Functional Testing as Early As Possible

VALUES

Commissioning Team Roles and ResponsibilitiesConstruction Phase (Section 7.4)

Project Phase/Cx Task

Commissioning Team Member Responsibilities

VA RECommissioning Agent

VAMC A/E Team Contractor

Duration Schedule for Commissioning Activities

Review Duration Schedule and Comment as Appropriate

Refine Duration Schedule  

Review Schedule and Comment as Appropriate

 

Review Duration Schedule and Comment as Appropriate

Review Commissioning Agent Duration Schedule and Comment as Appropriate

 Confirm & Incorporate Commissioning Activities into Project CPM Schedule.

 

Commissioning Scheduling Activities

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Commissioning Submittal Reviews

Submittals: Commissioned Systems

Purpose: Conformance with Performance Req’tsAccessibility/MaintainabilityClarity (Prepare PFT/FPT/IST’s)

Timing: Coincident with A/E

Comments: Forward to A/E with Copy to VA PM

AdditionalDistribution: Approved Submittals to CxA

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Commissioning Site Observations

Visits Should

“identify issues early … to allow the Contractor to devote sufficient time and resources to correct….”

Verify Pre Functional Checklist Completion

Provide Technical Support for Issue Identification/Resolution to Construction Team

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Commissioning Site Observations

Visits Should Not

Be perceived as Quality Control Activities

Replace Inspection and Demonstration Req’ts of

Contractors/Sub contractorsA/E Team

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Commissioning Site Observations

Documentation

Field Visit Report *

Commissioning Issues Log *

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Pre Functional Testing

OBJECTIVE

Systems & Components Properly Installed

Quality Control Processes Effectively Implemented

Identify Issues for Early Resolution

Prepare for Functional Performance & Integrated Systems Testing

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Pre Functional Testing

Pre Functional Tests Developed by CxA – Contractor

Collaboration

Static Inspections

Equipment Start Up Testing/Documentation

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Commissioning Collaboration

Control System Provider

Testing and Balancing Professional

Fire Alarm Contractor

General Contractor

– Overall Coordination

– Envelope Commissioning

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Design/Construction Phase

Best Practices

Early & Consistent Involvement

Technical Support for Construction Team

Infrastructure Scheduling

Collaboration

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SystemsTrainingSystemsTraining

ContractorTraining

ContractorTraining

Functional Testing

Functional Testing

FinalCommissioning

Report

FinalCommissioning

Report

DeficiencyCorrectionDeficiencyCorrection

Responsibility• Performance

Testing• Issue Resolution• Training• Documentation

Delivered Value

•Systems that Work

•Operational Clarity

•Trained Operators

•Building Acceptance

•Documented History

Acceptance Phase Cx Values

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Acceptance Phase Cx Values

Objectives

Achieve Performance Compliant with OPR

Establish System Operating Strategies

Support/Accountability for Performance

Systems Documentation for Future Ops

Acceptance Phase Cx Values

Best Practices

Identify Performance Issues Early

Technical Support for Resolution

Scheduling SupportCommissioning Schedule

Section XIII – Sample Cx Plan

Project Phase

Task Duration Schedule Predecessors

Construction TAB Report Review

2 weeks Comment log issued 2 weeks after receiving TAB Report

Receive TAB Report

Construction Review O & M Manuals

3 weeks Comment log issued 3 weeks after receiving O&M Manuals

Receive O&M Manuals

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Acceptance Phase Cx Team

Commissioning Team

Acceptance and Testing PhaseDesignation Agency/Professional/ContractorVA RE Department of Veterans Affairs Resident

Engineer(s)VAMC VA Medical Center Facilities Management

and/or using agencyA/E Architect/Engineer Design Team

CxA Commissioning AgentContractor Prime Contractor

SC Installing Sub-Contractors and Service Providers, to include but not necessarily be limited to

TAB Test and Balance Agency

DDCC Direct Digital Control System contractor

SpC Specialty Contractors 42

Acceptance Phase Activities

Commissioning Team Task/Deliverables Description

Acceptance and Testing Phase (Section 8.2)Project Phase/

Cx TaskCommissioning Deliverables

Functional Performance & Integrated Systems Testing

 

Executed Functional Performance Tests and support documentation.

 

Long Term Trend Data and Analysis

Prepare Systems Manuals

 

Project Systems Manual

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Acceptance Phase Activities

Commissioning Team Task/Deliverables Description

Acceptance and Testing Phase (Section 8.2)Project Phase/

Cx TaskCommissioning Deliverables

Training Plan Review

 

Compiled Training Plan

 Individual Training Agendas

Training Attendance Sign In SheetsSystems Training

 

Systems Training Presentations (electronic)

Final Commissioning Report

Final Commissioning Report

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Acceptance Phase Scheduling

Commissioning Schedule

Section XIII – Sample Cx PlanProject Phase Task Duration Schedule Predecessors

Construction TAB Report Review

2 weeks 2 weeks after TAB Report

Receive TAB Report

Construction Review O & M Manuals

3 weeks 3 weeks after O&M Manuals

Receive O&M Manuals

Construction Prepare Systems Manuals

8 weeks 8 weeks after O&M Manuals

Receive O&M Manuals

Construction Review Training Plans

3 weeks 3 weeks after Training Plans

Receive Training Plans

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Acceptance Phase Scheduling

Schedule Development

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Acceptance Phase Systems Functional Testing

Objective

Test a Complete System

Validate System Performance

Test Criteria

o Steady State

o Transitions

o Failure Conditions/Return to Normal

Acceptance Phase Pre Requisites

Functional Performance Testing

Pre Functional Checklists Complete

Third Party Testing Complete

Control Systems Fully Functional

TAB Complete

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Acceptance Phase Pre Requisites

Integrated Systems Testing

Functional Performance Testing Complete

Long Term Trending Complete Both EX fans OFF

Only EF 14A ON

Decon Isolation

Only EF 14B ON

Both EF 14A, B ON

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Acceptance Phase Pre Requisites

Integrated Systems TestingMechanical Systems

IST: Integrated Operations FPT’s Complete & Accepted – All Units

FPT’s Complete – Base Utilities (Chilled

Water, Hot Water, etc.)

Testing:Impose State Changes – All Units

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Acceptance Phase Integrated Systems Testing

Objective

Test Building as a Complete System

Validate System Interactions

Test Criteria

o Steady State

o Transitions

o Failure Conditions/Return to Normal

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Leaks at window jamb trim

Acceptance Phase Integrated Systems Testing

Typical Integrated System Tests

Building Envelope Air Leak Testing

Loss of Power Testing

Fire Alarm Testing

Long Term Trending – Environmental Control Systems

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Acceptance Phase Pre Requisites

Training Activities

Training Agenda Approvals Complete

O&M Manuals Submitted and Approved

Systems or OMSI Manuals Submitted and Approved

Operators Engaged in FPT Execution (Optional – Recommended)

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Acceptance Phase Training

Training Activities

Training Agenda

System Manuals

Systems Training

Acceptance Phase Training

Training Agenda

Training Modules Learning Objective & Teaching Outline

Documentation ManualsEmergencies Emergency ResponseOperations Procedures Start up, Shut Down, etc.Adjustments Setpoints, Timers, etc. TroubleshootingMaintenance PM’s Repairs Repair Procedures,

Emergency Repairs, etc.55

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Acceptance Phase

Best Practices

Early & Consistent Involvement

Technical Support for Construction Team

Operator Involvement in Testing

Effective Training/Turnover Processes

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10-Month Check-up

Amend Final Commissioning

Report

Deferred Testing

Deferred Testing

ReinforceTraining

ReinforceTraining

Responsibility• Deferred Testing• Performance

Checkup• Reinforce Training • Warranty Support

Delivered Value

•Performance Confirmation

•Reinforced Training

• Issue Identification/ Resolution

•Warranty Support

Post Occupancy Phase Cx Values

Post Occupancy Phase Activities

Commissioning Team Task/Deliverables DescriptionWarranty Phase

Project Phase/ Cx Task Commissioning Deliverables

Deferred and/or Seasonal Testing

Executed Functional Performance Test and Support DocumentsCommissioning Issues Log

Warranty Period Site Visits (Up to 4)

Warranty Site Visit Reports

Post-Occupancy Inspection

Post Occupancy Field Visit ReportCommissioning Issues LogWarranty Issues ReportSystems Energy Review Report

Final Commissioning Report Amendment

Final Report Amendment

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Post Occupancy Phase

Best Practices

System Adjustments to Operating Realities

Technical Support for Operations Team

Operator Involvement in Testing

Effective Training Reinforcement

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Questions/Comments